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Roof Tear-offs and Overlays

There are two basic ways to replace your roof.


The first is a "tear-off." In a roof tear-off we completely remove all the existing shingles and then replace them with new shingles. It's a brand-new roof - often part of a full roof replacement, which also involves replacing other elements (like the roof deck).


The second is an "overlay." This is a cheaper way to get fresh shingles on your home. We add new shingles on top of the old ones. That not only saves you money on tear-off costs but also offers an extra layer of protection to your home. It’s not the right solution for every roofing problem, but is a great solution some of the time.

How long does an overlay roof last?

One disadvantage to the overlay method is it does not last quite as long as an all-new roof. The average lifespan of a tear-off roof is about 20 years. The average lifespan of an overlay roof is about 16 years.

We offer a 50-year warranty on our roofs, mostly because we only do overlays when we know it will be the right choice and because we choose extremely high-quality shingles. Yet this warranty is a shingle warranty, and doesn't address the inevitable reduction in lifespan for an overlay roof.

Is it better to tear off old shingles?

There are several scenarios in which it's not only better to tear off old shingles, but also necessary.


One scenario is when the roof has too many layers. You can get away with one layer of roof before it starts to put too much weight on your roof decking, becoming a danger. Adding more than one new layer of shingles is also a roofing code violation in the State of Illinois.


Another scenario is if the decking is warped or compromised in any way. The last thing you want to do in that case is add more weight. Also, the decking will need to be replaced, which means all the shingles will need to be torn off anyway.


There's also a matter of the existing shingles on your home. If they're already low-quality shingles then we won't want to put better-quality shingles on top of them. The roof will look bumpy and ill-kept, which can diminish your home's value and curb appeal.


Finally, we need to look at the overall condition of the existing roof. If it's in bad shape, then you won’t want to try to put more shingles on it.

How much does it cost to tear off and replace a roof?

A full tear-off can cost anywhere from $5000 to $30,000 depending on the square footage and pitch of your roof. That's a huge range, of course, so we recommend skipping the guesswork.


Call Landmark Roofing for a free, no-obligation estimate. We offer roof tear-offs and overlays throughout greater Peoria. We’ll give a sense of your options, and are here to help.

"I strongly recommend this team for your roofing/construction needs. I had a leaking and damaged roof that needed a complete tear-off and repair. Some contractors didn't return calls, some were fly by night types, and others demanded a premium for the same work with the same products. Landmark Roofing was responsive, communicative, prompt, and cost competitive. The team arrived exactly on time and in 1 days effort, had done most of the work, identifying and repairing all the leaking issues. We had some unique challenges yet they handled them without increase in costs or delays. The yard cleanup was impeccable, especially given the wind we had the day of the tear-off. They spent extra time on hands and knees ensuring the area was clean without real damage to out extensive gardens. The net result was a beautifully re-built roof that was delivered on time, on budget, even as a lower bid that I feel confident will protect our home for years to come. If you are looking for roof work in the Washington, IL and surrounding areas, include Brian and his team in your consideration. You won't be disappointed and you'll save $$ to boot!" - Patrick Gudat (see review on Google Maps)

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